Dovetail: Build On Your Lot Plan · Ocala, FL 34471

$204,900

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 119 Days on market

Excellent condition

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build On Your Lot: The Dovetail model offers 1,450 sqft of expertly optimized living space, specifically designed to make the most of your Florida homesite. Its layout prioritizes a seamless flow and open feel, proving that smart design can maximize both connection and privacy. With an inviting front porch made for enjoying the sunshine, the Dovetail is a high-quality, efficient choice for those looking to build a stylish and functional retreat on their own lot. Note: The price reflects the price of the home itself and does not include the property. You are responsible for providing the property on which these plans will be built. If you don't own a Lot, our team will guide you in finding the ideal location and match it with a home design that reflects your style and preferences.

Key facts

• Parking
• Listed 119 days

🏗️ New construction. The $204,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $195,591.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (8.1% below list).
• Recommended offer: $186k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.2% in Ocala — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.6%/yr); 311 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $195,591
• List price: $204,900
• Delta: 4.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 NW 9th Ave	0.42mi	4/2.0 (+1)	1,352 (-7%)	16mo	$227,500	$168	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.48×
• Total profit: $-28,525
• Equity at exit: $29,163

10-year hold

• IRR: -12.5%
• Equity multiple: 0.36×
• Total profit: $-34,901
• Equity at exit: $16,911

Cash invested: $54,765 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34471

• Rents YoY: -0.6%
• Active inventory: 311
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$1,026
• Tax est. 1.5%: −$244 /mo · $2,934/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $136

Break-even live

Break-even rent $1,711

Max offer price $195,591

Occupancy floor 88%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $48,898
• Closing costs: $5,868
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 NW 1st St Ocala, FL	3.0	2.0	1444	$2,200	$1.52	13d	1	0.32mi
717 W Silver Springs Pl Ocala, FL	3.0	2.0	1000	$1,445	$1.45	13d	1	0.33mi
302 SE Broadway St #460 Ocala, FL	2.0	2.0	1500	$3,000	$2.00	21d	1	0.36mi
241 NE Tuscawilla Ave Ocala, FL	2.0	1.0	1644	$1,400	$0.85	21d	1	0.51mi
900 SE 3rd Ave Ocala, FL	2.0–3.0	2.0	1160	$2,325	$2.00	13d	4	0.61mi
339 NE Sanchez Ave Unit 111 Ocala, FL	3.0	3.0	1422	$1,649	$1.16	21d	1	0.61mi
710 NE 4th St Unit 101 Ocala, FL	3.0	3.0	1422	$1,575	$1.11	21d	1	0.61mi
510 SE 11th St Unit 510-D Ocala, FL	2.0	1.0	925	$995	$1.08	13d	1	0.79mi
305 SE 10th Ave Ocala, FL	2.0	1.0	1449	$1,800	$1.24	21d	1	0.87mi
1683 SW 3rd St Ocala, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	0.89mi
730 SE 13th St Ocala, FL	2.0	1.0	1000	$1,499	$1.50	21d	1	0.98mi
408 NE 12th Ave Ocala, FL	4.0	2.0	1808	$2,100	$1.16	21d	1	1.00mi
1911 NW 6th St Ocala, FL	3.0	1.0	877	$1,400	$1.60	13d	1	1.09mi
131 SE 13th Ave Ocala, FL	2.0	1.0	956	$1,225	$1.28	13d	1	1.14mi
127 SE 13th Ave Unit R 3107 Ocala, FL	2.0	1.0	956	$1,225	$1.28	13d	1	1.15mi
1316 E Fort King St Unit 1316-1 Ocala, FL	2.0	1.0	892	$1,499	$1.68	21d	1	1.16mi
1908 NW 13th Pl Ocala, FL	3.0	1.0	1000	$1,325	$1.32	21d	1	1.33mi
1140 NW 20th Ave Ocala, FL	4.0	1.0	1144	$1,550	$1.35	21d	1	1.36mi
1549 NE 2nd St Unit B Ocala, FL	2.0	2.0	1036	$1,249	$1.21	21d	1	1.41mi
691 SE 19th St Ocala, FL	3.0	2.0	1424	$1,800	$1.26	21d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $204,900 Active 119 DOM
2. 2026-06-17
   days on market $204,900 Active 118 DOM
3. 2026-06-16
   days on market $204,900 Active 117 DOM
4. 2026-06-15
   days on market $204,900 Active 116 DOM
5. 2026-06-14
   days on market $204,900 Active 114 DOM
6. 2026-06-13
   days on market $204,900 Active 113 DOM
7. 2026-06-10
   days on market $204,900 Active 111 DOM
8. 2026-06-09
   days on market $204,900 Active 110 DOM
9. 2026-06-08
   days on market $204,900 Active 109 DOM
10. 2026-06-07
    days on market $204,900 Active 108 DOM
11. 2026-06-03
    days on market $204,900 Active 104 DOM
12. 2026-06-02
    days on market $204,900 Active 103 DOM
13. 2026-05-31
    days on market $204,900 Active 101 DOM
14. 2026-05-30
    days on market $204,900 Active 100 DOM
15. 2026-02-19
    listed $204,900 Active 790-char remark

    Show marketing remark (790 chars)

    Build On Your Lot: The Dovetail model offers 1,450 sqft of expertly optimized living space, specifically designed to make the most of your Florida homesite. Its layout prioritizes a seamless flow and open feel, proving that smart design can maximize both connection and privacy. With an inviting front porch made for enjoying the sunshine, the Dovetail is a high-quality, efficient choice for those looking to build a stylish and functional retreat on their own lot. Note: The price reflects the price of the home itself and does not include the property. You are responsible for providing the property on which these plans will be built. If you don't own a Lot, our team will guide you in finding the ideal location and match it with a home design that reflects your style and preferences.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,597
• − Mortgage interest: −$10,956
• − Property taxes: −$2,934
• − Insurance: −$978
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$5,690
• Taxable loss: −$1,576
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $2,010/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a high ROI for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 28,342
• Household income: $65,789
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1494.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3% Dominican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.55%
• Current HPI: 224.1709
• Rent YoY: ▼ -0.64%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

1 event — show timeline

• 2026-02-19 Listed $204,900 Zillow